Can I inherit my parents’ house while they are alive?

Can I inherit my parents’ house while they are alive?

1. Living Trust

• How It Works: Your parents can place the house in a living trust and name you as the beneficiary. While they are alive, they maintain control of the property, but when they pass away, the house is automatically transferred to you without going through probate.
• Advantages: Avoids probate, ensures smooth transfer, allows parents to retain control of the house during their lifetime.
• Considerations: There may be legal fees to set up the trust, but it can be less costly than probate later.

2. Transfer-on-Death (TOD) Deed

• How It Works: In states where it is allowed, a Transfer-on-Death Deed lets your parents designate you to inherit the house upon their passing, without needing to go through probate. They remain the owners while alive and can change or revoke the deed if necessary.
• Advantages: Easy and inexpensive to set up, avoids probate, your parents retain full control of the home.
• Considerations: The TOD deed only takes effect after their death, so you won’t inherit or own the house while they are alive.

3. Gift the House (Outright Transfer)

• How It Works: Your parents can transfer the house to you as a gift while they are alive by signing a deed that transfers ownership to you.
• Advantages: You get immediate ownership of the property.
• Considerations: This can have tax implications:
  • Gift Tax: If the value of the home exceeds the federal gift tax exemption (which was $17,000 per person per year in 2023), your parents might need to file a gift tax return, though they may not owe taxes depending on lifetime gift tax exclusions.
  • Capital Gains Tax: You may inherit your parents’ original purchase price (basis) in the home, meaning if you sell the house later, you could owe capital gains tax on the difference between the sale price and what your parents originally paid, rather than the home’s market value at the time of the gift.

4. Sell the House to You for Less than Market Value

• How It Works: Your parents can sell the house to you at a reduced price or under favorable terms (e.g., a loan with no interest).
• Advantages: You become the owner, and the transaction can still be structured to benefit both parties.
• Considerations: If the sale price is significantly less than market value, it could be considered a partial gift for tax purposes. Both you and your parents might face tax implications.

5. Joint Ownership (Joint Tenancy or Tenancy in Common)

• How It Works: Your parents can add your name to the deed as a joint owner, often as joint tenants with right of survivorship. When one owner dies, the other owner automatically gets full ownership of the property.
• Advantages: Immediate transfer of the property upon their death without probate.
• Considerations: As a joint owner, you may share responsibility for property taxes and maintenance. This also exposes the home to your creditors or legal issues (e.g., if you’re sued or go through a divorce).

6. Life Estate Deed

• How It Works: Your parents could grant you a remainder interest in the house through a life estate deed. This means they retain the right to live in the house for the rest of their lives, but the property will transfer to you automatically when they pass away.
• Advantages: They retain control during their lifetime, and the home passes to you outside of probate upon their death.
• Considerations: They can’t sell or refinance the house without your permission once the life estate is created.

Things to Consider

• Tax Implications: Different transfer methods can trigger gift taxes, capital gains taxes, or property taxes, so it’s crucial to consult with a tax advisor.
• Medicaid Concerns: If your parents need long-term care and apply for Medicaid, gifting the house or transferring it at less than market value could affect Medicaid eligibility due to the “look-back” period.
• Legal Advice: It’s recommended to consult with an estate planning attorney to choose the best option that fits your family’s goals and financial situation.

Each of these options can ensure the property is passed to you, but the best method depends on the family’s legal, tax, and financial circumstances.